Housing Needs Assessment Comprehensive Housing Market Study Primary Work Elements Analyzed more than 100 demographic & economic metrics 2013 • Conducted ~24 community stakeholder interviews • Completed over 300 resident surveys • Rock Island, Illinois Surveyed over 120 rental properties in the Quad Cities • Evaluated QC’s historical for-sale data on 11,000 units (800 • available) Completed a housing gap analysis by tenure and affordability • Evaluated various “other housing factors” affecting the housing • market (i.e. community services, crime, education, housing policies/programs, mobility patterns, development costs, etc.) Geographic Study Areas Demographic Highlights Rock Island Population Trends Quad Cities Slightly declining or stagnant POP since 2000 Largest QC share of POP <25 years old, 2 nd largest age 75+ Comparison Analysis Smallest QC share of POP b/w age 35-54 2 nd smallest share of POPL b/w age 25-34 Rock Island projected to lose POP < age 55, but gain age 55+ 5 6 1 Rock Island projected greatest loss < age 25 and b/w 45-54 Rock Island largest POP gains b/w ages 65-74 2A 3 4 7 2012 Population B y Age 35.0% 30.0% 25.0% 20.0% Rock Island Share 15.0% 2B Ward Level Analysis 10.0% 5.0% 0.0% <25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75+ Age R ange Rock Island M oline East M oline Davenport Bettendorf Demographic Highlights Demographic Highlights Income Trends Rock Island Household Trends • Rock Island lost 247 (1.5%) HH b/w 2000-2010, only QC w/ loss Household Income • Rock Island is only QC w/ projected HH decline b/w 2012-17 30.0% Rock Island has highest (decline of 89 HHs, a modest 0.6% decline) 25.0% 20.0% share of low-income • Largest HH growth in Rock Island b/w 2012-17 ages 65-74 (480, Share 15.0% HHs, but lowest share of 25.1%) and ages 55-64 (100, 3.5%) 10.0% higher-income ($60k) 5.0% • Largest HH decline in Rock Island b/w 2012-17 ages 45-54 (447, 0.0% HHs in 2012 <$20K $20K - $40K $40K - $60K $60K - $100K $100K+ 15.2%) Household Income Rock Island Moline East Moline Davenport Bettendorf Rock Island Households By Age Median Household Income by Year 3,500 $70,000 Rock Island & Illinois 3,000 $65,000 2,500 QCs median incomes Households $60,000 2,000 Median Household Income 2000 Census 2010 Census projected to be stable $55,000 1,500 2012 Estimated $50,000 2017 Projected through 2017, while 1,000 $45,000 500 Iowa QCs are projected $40,000 0 to grow <25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75+ $35,000 Age Range $30,000 Rock Island Moline East Moline Davenport Bettendorf Quad Cities 2000 2010 2012 2017 City 1
Demographic Highlights Demographic Highlights Rock Island Ward Level Household Trends Rock Island Ward Level Trends - Incomes • B/w 2012-17 overall HHs are projected to remain generally • Highest median HH income in SE Rock Island, Wards 4 & 7 stable • Lowest median HH income N/NW Rock Island, Wards 1 & 5 • Highest resident turnover in Wards 1 & 5 (most renters) • Wards 1 & 6 experienced greatest declines in HHs 2000-10 • Poverty most prevalent in NW Rock Island (Ward 1: 1/3) & Ward 5: 1/4 ) • Largest share of HHs < Pov erty Pop ulation 1 5 6 age 25 are in/around 1 5 6 7,000 downtown (Wards 1 & 6) 5,947 6,000 2A 3 4 7 2A 3 4 7 5,000 • Largest share of seniors 4,000 Population in southeast part of city 3,000 (Wards 4 & 7) 1,889 2,000 1,476 2B 2B 1,000 688 418 481 324 271 285 0 Ward 1 Ward 2A Ward 2B Ward 3 Ward 4 Ward 5 Ward 6 Ward 7 Rock Island Location Demographic Highlights Economic Highlights Rock Island Ward Level Trends – Age Cohorts • QCs lost ~6,700 jobs b/w 2008-12, declining 6.1% Greatest senior household (HH) growth b/w ages 65-74 b/w 2012-17: • Rock Island lost 1,334 b/w 2008-2009 •Ward 3 to add 137 HHs • Rock Island began economic recovery quicker than QCs. 2.1% 1 5 •Ward 5 to add 89 HHs 6 job growth in 2010 2 nd largest in decade •Ward 7 to add 72 HHs 2A 3 4 • Rock Island unemployment rate declined past two years; 2012 7 •Ward 4 to add 65 HHs rate of 8.5% (lower than state/nation) R ock Islan d H ou seh old s B y A ge Unemployment Rates Total Employment 3,500 Unemployment Rate Rock Island City State U.S. Rock Island City 3,000 2B 12.0% 19,500 2,500 10.0% 19,000 Households 2,000 18,500 8.0% 1,500 18,000 6.0% 1,000 Other HH growth b/w 2012-17: 17,500 4.0% 500 17,000 - Ward 1 to add 34 HHs (age 25-34) 2.0% 0 16,500 < 25 25 - 34 35 - 44 45 - 54 55 - 64 65 - 74 75+ - Ward 7 to add 23 HHs (age 25-34) 0.0% 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 A ge R an ge 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 - Ward 3 to add 41 HHs (age 35-44) 2000 2010 2012 2017 City Resident Surveys Resident Surveys Housing Issues/Challenges • More than 300 Rock Island residents surveyed (January to March 2013) • 55% indicated the market had some housing issues • More than half indicated difficulty in finding suitable housing • Respondents representative of overall Rock Island composition • Those stating it was difficult/somewhat difficult to find suitable housing cited the following housing challenges: • Residents asked a series of 18 questions Not affordable (38.9%); Poor conditions (19.5%) • Other key issues affecting housing decisions Satisfaction with Housing/Neighborhood – High taxes (17.2%) • ~Three-fourths of Rock Island residents want to stay in RI – High housing costs (14.2%) • Nearly 85% were satisfied with current residence – Poor housing quality/conditions (13.9%) • Only 5% indicated they were not satisfied w/ current housing – Crime/bad reputation (7.1%) • Those somewhat or not satisfied cited the need for home – Poor public infrastructure (7.1%) improvements (27.3%) as the primary housing issue – Weak economy/employment (6.7%) 2
Resident Surveys Stakeholder Interviews Housing Needs/Priorities Key/Common Interview Responses Resident recommendations included addressing/improving the • Rock Island is generally well-served w/ community services, but following: lacks sufficient commercial/retail space •Housing Conditions (21.3%) • Schools are good, but outsiders perceptions not positive •Public Infrastructure/Services (20.0%) • Good variety of housing, but old/low-quality, affects resident •Quality/Location of Housing (20.0%) retention and ability to attract new residents • Housing for young professionals & seniors needed Resident opinions on housing types most needed: • Special needs housing should be developed •Rental Housing (29.2%) vs. For-Sale Housing (23.7%) • Foreclosures and blight remain key housing issues •Moderate priced housing (44.5%) vs. low-priced (24.3%) • High taxes, lack of good paying jobs, & limited parking were •Family housing (39.9%) vs. senior housing (15.6%) cited as other factors affecting the housing market • Factors limiting development included high development costs, government “red tape”, and lack of available financing Stakeholder Interviews Housing Supply - Rental Overall QC ‘s rental housing market is strong, 97.5% occ. • Key/Common Interview Responses All rental segments (i.e. market-rate, Tax Credit, & • subsidized) performing well, 96.0%+ • Housing assistance needed to help people repair/maintain Rock Island highest QC rental occupancy at 98.8% • homes (primarily seniors & disabled), stay in their homes longer Overall Market Performance by Community • Improve education/outreach efforts regarding foreclosure Quad prevention, housing programs, housing alternatives, etc. Rock Island Moline E. Moline Davenport Bettendorf Cities • Work towards building synergy among various development Projects 27 19 8 63 9 126 community segments Total Units 1,888 2,109 1,283 5,117 1,213 11,610 • Improve efforts to solicit community input on housing needs Vacant Units 23 41 35 160 30 289 Occupancy • Any housing strategy should work in-step with economic Rate 98.8% 98.1% 97.3% 96.9% 97.5% 97.5% development efforts to maximize benefits of both Housing Supply - Rental Housing Supply – Rental (Apartments) • Rock Island: 27 projects w/ 1,888 units only 23 vacancies • All segments 95.6%+ occupancy, no apparent weaknesses • All market-rate units 96.4% occupied & Tax Credit 95.3% occupied • Subsidized housing market is very strong: 99.7% occupancy • 10 of 11 subsidized projects have wait lists, w/ 7 to 434 households • Housing Choice Voucher wait list: 188 households Rock Island Multifamily Apartment Rentals Survey Projects Total Vacant Occupancy Program Type Surveyed Units Units Rate 7 241 10 95.9% Market-rate Market-rate/Tax Credit 6 181 8 95.6% Tax Credit 3 22 0 100.0% Tax Credit/Government-Subsidized 1 162 0 100.0% Government-Subsidized 10 1,282 5 99.6% Total 27 1,888 23 98.8% 3
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